The Quarterhouse Plan · Vine Grove, KY 40175

$269,900

4 bd · 4.0 ba · 1,300 sqft · MultiFamily · 273 Days on market

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Quarter Horse is a 2 bedroom, 2 bathroom ranch style duplex. This all brick home has a 2 car garage. The 1,300+ square feet of living space means you have a very large and open great room and still plenty of space in each of the 2 bedrooms. -All Brick -2 Bedrooms -2 Bathrooms -2 Car Garage -Granite Counter Tops -Stainless Steel Appliances -Hard Surface Flooring in Main Living Areas -Carpet in Bedrooms

Key facts

• All brick
• Carpet in bedrooms
• Granite counter tops

Tags

• ALL BRICK
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• HARD SURFACE FLOORING
• CARPET IN BEDROOMS

Property features AI

Finance

• Other: Active listing (last updated May 22, 2026)
• Financial info: List price $269,900

Exterior

• Parking: 2 parking spaces
• Utilities: Electric heating and power; Central air conditioning
• Home design: Single-family plan (The Quarterhouse); Located in Vine Grove, KY
• Exterior features: Shake roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Plan home named The Quarterhouse; Living area approximately 1300

🏗️ New construction. The $269,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,000.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive. Per door: $200/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.0% in Vine Grove — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#124 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Hardin County (suburban): math 30% / reading 43% proficiency, ranked #47 of 165 in KY (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 155 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 946 units permitted in Hardin County in 2024 (464 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hardin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $260,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Webster Ridge Ct	0.11mi	3/2.0 (-1)	1,450 (+12%)	2mo	$289,900	$200	61
122 Webster Ridge Ct	0.12mi	3/2.0 (-1)	1,450 (+12%)	2mo	$289,900	$200	61
352 Breckinridge Cir	0.24mi	3/2.0 (-1)	1,400 (+8%)	4mo	$219,900	$157	59
333 Breckinridge Cir	0.16mi	3/2.0 (-1)	1,450 (+12%)	2mo	$289,900	$200	59
303 Breckinridge Cir	0.05mi	3/2.0 (-1)	1,450 (+12%)	11mo	$255,000	$176	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-16,551
• Equity at exit: $38,767

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $18,643
• Equity at exit: $22,480

Cash invested: $72,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 40175

• Home prices YoY: -6.3%
• Active inventory: 155
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $2,782 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $401

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 81%

Sensitivity live

Price	-10% $581	-5% $491	+0% $401	+5% $311	+10% $221
Rent	-10% $181	-5% $291	+0% $401	+5% $511	+10% $621
Rate	-1.0pp $532	-0.5pp $467	base $401	+0.5pp $334	+1.0pp $265

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,782
Total (2 units)			$2,782

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 S Red Oak Ct Radcliff, KY	2.0–3.0	2.0–3.0	1425	$1,549	$1.09	44d	2	0.25mi
1490 W Elm Rd Radcliff, KY	2.0–3.0	1.0	960	$1,075	$1.12	44d	1	0.62mi
141 Red Hawk Dr Vine Grove, KY	3.0	2.5	1520	$1,700	$1.12	44d	1	1.25mi

Listing history 16 events

1. 2026-06-19
   days on market $269,900 Active 273 DOM
2. 2026-06-18
   days on market $269,900 Active 272 DOM
3. 2026-06-17
   days on market $269,900 Active 271 DOM
4. 2026-06-16
   days on market $269,900 Active 270 DOM
5. 2026-06-15
   days on market $269,900 Active 269 DOM
6. 2026-06-14
   days on market $269,900 Active 267 DOM
7. 2026-06-13
   days on market $269,900 Active 266 DOM
8. 2026-06-10
   days on market $269,900 Active 264 DOM
9. 2026-06-09
   days on market $269,900 Active 263 DOM
10. 2026-06-08
    days on market $269,900 Active 262 DOM
11. 2026-06-07
    days on market $269,900 Active 261 DOM
12. 2026-06-03
    days on market $269,900 Active 257 DOM
13. 2026-06-02
    days on market $269,900 Active 256 DOM
14. 2026-06-01
    days on market $269,900 Active 255 DOM
15. 2026-05-31
    days on market $269,900 Active 254 DOM
16. 2026-05-30
    days on market $269,900 Active 253 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,384
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,671
• − Management: −$2,671
• − Depreciation: −$7,564
• Taxable income: $715
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $4,640/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hardin County
• NCES district ID: 2102490
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $50,728
• Composite: 31.61/100
• National rank: #5945
• State rank: #47 of 165 in KY

Livability — Vine Grove

• Score: 72/100
• State rank: #124
• US rank: #5837

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vine Grove, KY
• Population (ZIP): 16,283

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 105,573 people
• By 2030: 103,563 · -1.9%
• By 2040: 97,077 · -8.0%
• By 2050: 88,367 · -16.3%
• By 2075: 65,405 · -38.0%
• By 2100: 42,245 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 7% Hispanic / Latino 2% Asian 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Hardin

• 2024 margin: Strong R (+29.3) · D 34.5% · R 63.8% · Other 1.7%
• 2008→2024 swing: -8.7pp toward R · 2008: -20.6pp · 2024: -29.3pp
• All cycles: 2024: R+29.3 2020: R+24.0 2016: R+30.2 2012: R+20.8 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.55%
• Current HPI: 246.3715
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B